Environmental Aspects, River Plan, Metro Plan

ENVIRONMENTAL ASPECTS
Reproduced from the Boise State University Library, Special Collections. MSS 250
- - - - - - -
CONCEPTUAL
SITE PLAN
Reproduced from the Boise State University Library, Special Collections. MSS 250
F€nton C. Kelley, ( Ph.D.
2260 Berkekley St.
Boise, Idaho 83705
J December, 1985
To: R.C. LaFevre,P.E.,Principal Engineer, M-K Engineers, Inc.
From: F.C. Kelley,Ph.D., Consulting aquatic bilogist
Subject: Fishery, Boise Regional Mall Lake-proposed enhancement
activities
1. Design the littoral and benthic conformation of the proposed
6.5-acre lake so as to promote public safety and ensure an
adequate, aquatic environment for the establishment of a
self-sustaining, warm water bass-bluegill fishery.
2. Assess the status of the current fish population by examination
of fish species present when the.lake is pumped out for
construction purposes.This activity would include species
identification, aging, the determination of growth rates and
general physical condition of the individuals examined.
J. Recommendations regarding the nature and placement of sub-surface
structural materials to provide fish shelter and
additional substrate area for the propagation and growth of
vertebrate and invertabrate species that-may be utilized as
fish food.
4. Institute a mechanism to provide for a regular assessment of
the aquatic environment, subsequent to it's establishment, by
upper division biology students from Boise State University.
5. Work with the Idaho Department of Fish and Game fisheries
biologists with regard to the numbers and sizes of fish to
stock in the lake upon it's completion and biological
stabilization.
Reproduced from the Boise State University Library, Special Collections. MSS 250
EMKAV DEVELOPMENT BOISE REGIONAL MALL
PROPOSAL FOR WILDLIFE HABITAT EHHAHCEMEHT
The following actions are proposed for wildlife habitat iMproveMents:
1. > The existing habitat on the northwest corner of the present pond will
be left undisturbed and Maintained in its present forM to the maximum
practical extent. The riparian vegetation such as cat tails presently
provides excellent habitat. Higher ground located in this area between the
shoreline and the fence on the north boundary also provides good existing
habitat. Pheasants and Muskrat have been observed in this area.
2.) Other areas which are intended specifically for use as wildlife
habitat will be reclaiMed as follows:
• All areas will ·be covered with an adequate depth of topsoil to
support revegetation
• Target wildlife species consist priMarily of quail, pheasants,
song birds and waterfowl. Fur bearers such as Muskrat are also
desired.
• Trees, shrubs and grasses will be planted to provide habitat,
cover and food for wildlife
. The bulk of the tree plantings will consist of willows and
cottonwoods which are to be planted as small slips in a fairly
dense pattern, (roughly 2 3' on centers). Fruit producing
shrubs will also be introduced for wildlife values. Occasional
clusters of evergreens will be planted to provide winter cover
and serve as visual screens to minimize the center's visual
impact upon the greenbelt and reclaiMed areas. Blue spruce and
brushy juniper type shrubs are intended for this purpose.
Occasional, relatively open areas will be provided and planted
with grasses to provide ground cover and food. The entire area
will be seeded with an appropriate mixture of grasses to provide
immediate habitat value while the trees and shrubs are becoMing
established. low Maintenance grasses, well suited to this site
include:
Orchard Grass (especially along the shoreline)
Crested Wheatgrass
Smooth Brome
Siberian Wheatgrass
3.) Planting of trees and shrubs will be made on the east side of the pond
to minimize the visual and audible impacts of the complex to improve the
pond's seclusion and hence its appeal to wildlife. Unplanted openings will
be provided for public access in a way which Maintains reduced visual
iMpact.
4.) The margin between the existing greenbelt paving and the pond
shoreline will be planted with trees and shrubs to provide wildlife
habitat and to screen the pond to a degree from the greenbelt.
5. ) The
shoreline
provided
pond's
with
banks
random
as
will be reclaiMed so as to provide an irregular
sMall coves and points. A small island will be
a haven for b1rds.
Reproduced from the Boise State University Library, Special Collections. MSS 250
ENGINEERS, INC.
INTER-OFFICE CORRESPONDENCE
DATE November 22, 1985
TO: Bob LeFevre FROM: Jim Winner
LOCATION: Plaza IV, 6th LOCATION: Plaza IV, 6th
SUBJECT: BOISE REGIONAL MALL
The following are general guidelines which will improve water quality and
aquatic habitat in the pond at the proposed regional mall.
1. Minimize the shallow areas around the pond.
Some emergent vegetation (which will grow in areas where water depth
is less than two feet) is desirable to provide food, cover, & nesting
for waterfowl other birds, and wildlife. Too much aquatic
vegetation would attract a large number of ducks which would get
messy, harm water quality and become pests. Emergent vegetation
will increase mosquito habitat and would block the view of the lake.
2. Maximize tree planting on the east and west sides of the pond.
Warm water temperatures could be a problem when the size of the pond
is reduced. Trees p 1 anted close to the pond on the east and west
sides will reduce solar loading.
3. Construct artificial reefs in the pond.
An irregular lake bed increases the fish habitat in a pond or lake.
Artificial reefs made of boulders, concrete, or other durable
materia 1 has been proven to increase fish numbers. The Bob Rice
Ford buildings would provide a source of concrete.
4. Irrigate all the grass and shrubbery at the shopping center with
water from the surface of the pond.
The pond contains apparently clean water and probably does not
produce nuisance algal growths in the summer. The river loses or
gains water in this reach depending on flow which indicates a
relatively rapid flow of groundwater. This water movement probably
keeps the water in the pond fresh. Pumping from the pond for
irrigation would remove warm water from the surface and increase
inflow of cool groundwater.
5. Coordinate pond construction with the Idaho Department of Fish and
Game.
Fish and Game will plant fish in the ponds and manage the fishery if
l737g
Reproduced from the Boise State University Library, Special Collections. MSS 250
CORRESPONDENCE
Bob LeFevre
IOC/Page 2
November 22, 1985 DATE:
10:
LOCATION:
SUBJECT:
6.
1737g
FROM:
the public is allowed to fish This would cost the
development nothing. The pond should be drawn down as much as
possible when construction activities are occurring in it. It may
be necessary to salvage fish from the pond at that time. Cost would
be about $1,000.
Determine the limnological nature of the pond.
Very little information is known on the gravel ponds along the
river. Temperature, nutrients, stratification pollutants and other
parameters will determine what the final pond will be like. This
would be an excellent project for a upper class biology student at
BSU and could be completed for less than $2,000.
Reproduced from the Boise State University Library, Special Collections. MSS 250
:
RIVER
E* :
F :
POND
PARKING
EMERGENT
ISLAND
POND
CONCEPT
TO SCALE
Reproduced from the Boise State University Library, Special Collections. MSS 250
POND
SECTIONS NOT TO SCALE
Reproduced from the Boise State University Library, Special Collections. MSS 250
------------------------ Beck
&Baird
LANDSCAPE ARCHITECTURE
PLANNING
URBAN DESIGN EMKAY REGIONAL CENTER
PRINCIPALS
PURPOSE
This report, along with the enclosed graphics, are intended
as a start for developing the design standards for the Emkay Regional Center.
Further, they will be a guide to insure development of consistent quality
while enhancing the environmental quality of the area and river environ.
In addition, this report is to start a documented basis for directing and
evaluating the landscape planning for the project as it is developed through
the design process.
GOALS
·The goals are to conserve existing natural features and m1n1mize the
impacts on the river's ecosystem and adjacent areas; encourage imaginative
and innovative planning and design of the project; assure that a variety of
interest and high landscape standards are designed into this project.
APPLICATION
These goals will be applied to all properties within the referenced
project area in addition to the requirements of the Boise City Ordinances and
River Plan.
DESIGN STANDARDS
All design and landscape planning for this project shall strive
to take into consideration the following design standards throughout the
planning and development of the project.
Grading: Establish a compatible relationship with all landscaped
areas, buildings, parking areas and adjacent river properties and water
bodies while minimizing drainage and erosion throughout the total life of
the project. All natural vegetation will be retained and protected where
possible.
Landscaping: Create a compatible and continuous relationship
between site landscaping and the river and lake areas. Maintain an
aesthetic appearance while enhancing the existing river and lake areas
while preserving natural vegetation of value. The plants should be selected
from the recommended list following this section.
SEA TILE OFFICE BOISE OFFICE
FRED L BECK, ASLA
DANE BAIRD. ASLA
316 SECOND AVENUE SOUTH
PIONEER SQUARE
POST OFFICE BOX 7423
BOISE. IDAHO 83707
SEAT ILE. WASHit~GTON9 8104 208 342 4811
206 624 9304
Reproduced from the Boise State University Library, Special Collections. MSS 250
Buffers and Screening: Adjacent roads and areas will be buffered
by a landscaped berm of varying height, while the river and Greenbelt will
be sensitively buffered where appropriate, taking into consideration
the recommendations of the River Plan while providing security for the
occupants of the project. All unsightly areas such as storage and service
areas shall have a visual buffer.
Boise River Plan:
1. While dealing with lands adjacent to the Boise River in
relation to the Emkay Regional Center, uses within the flooding (as much as
is reasonably possible for the development) shall include piers, beaches,
wildlife habitat improvements, and vegetation improvements and preservation.
2. The Greenbelt-system is intact and it will be buffered with
vegetation where non-existent, providing an aesthetic transition to the Center.
3. Emergency access to the River for use of equipment and rescue
personnel will be taken into consideration in the plans for the Center.
4. Fish and wildlife habitat will be preserved and improved in
general within the planning and design of the Emkay Regional Center in those
areas adjacent to the lake, Greenbelt and river. Creation of improved
lake and nesting areas for songbirds and waterfowl and the planting of riparian
vegetation to improve fisheries will be part of the planned Center.
5. Screens and buffers shall include vegetation and screening
which provide appropriate separation between uses while allowing the Center
to capitalize upon its location.
6. Recreation along the Greenbelt will provide a major opportunity
for public access to and from the Center. A system of paths and access routes
will be established for public enjoyment of the lake area while accommodating
the habitat needs of wildlife.
Vehicular Circulation and Parking: Will be designed to allow for
safe and convenient movement of motor vehicles and provide for landscaping
within parking areas to soften visual impacts~ Parking will be buffered
visually from adjacent roadways.
Pedestrian Circulation: Will be developed to provide an alternative
to vehicular access through foot travel or cycling along the Greenbelt as
well as allow for safe movement throughout the Center.
7237/g
Reproduced from the Boise State University Library, Special Collections. MSS 250
Plant:
Type:
PICEA PUNGENS - COLORADO SPRUCE
CONIFEROUS EVERGREEN
Shape: CONICAL
Mature Size: 40' x 25' (SLOW GROWTH)
Adaptation: MOIST
Foliage: FINE/GREEN
Flower: INCONSPICUOUS
Fruit: CONE
Distinguishing Characteristics: SYMMETRICAL
Plant:
Type:
PINUS NIGRA - AUSTRIAN PINE
CONIFEROUS EVERGREEN
Shape: OVAL
Mature Size: so' x 40' (MEDIUM GROWTH)
Adaptation: GENERAL
Foliage: COARSE/DARK GREEN
Flower: INCONSPICUOUS
Fruit: CONE
Distinguishing Characteristics: DENSE FOLIAGE
Plant: FRAXINus AMERicANA 'AuTuMN PuRPLE' - A.P. AsH
Type: DECIDUOUS SHADE TREE
Shape: OVAL
Mature Size: 60 • x 40' (MEDIUM GROWTH)
Adaptation : GENERAL
Foliage: MEDIUM TEXTURE
Flower: INCONSPICUOUS
Fruit : SEEDLESS
Distinguishing Characteristics : PURPLE FALL COLOR
Reproduced from the Boise State University Library, Special Collections. MSS 250
Plant:
Type=
Shape:
MALUS 'SPRING SNOW' - SPRING SNOW CRAB
DECIDUOUS UNDERSTORY TREE
1/2 ROUND
Mature Size= 15 ' x 15 ' (MEDIUM GROWTH)
Adaptation: GENERAL
Foliage:
Flower:
Fruit:
MEDIUM/BURGUNDY FALL COLOR
LARGE WHITE CLUSTERS
NO FRUIT (STERILE PLANT)
Distinguishing Characteristics: FLOWERS & FALL COLOR
Plant:
Type:
Shape:
PYRUS CALLERYANA 'TRINITY' - TRINITY PEAR
DECIDUOUS UNDERSTORY TREE
OVAL TO OBLONG
Mature Size: 25' x 15' (MEDIUM GROWTH)
Adaptation: GENERAL
Foliage: MEDIUM FINE/ORANGE TO RED FALL COLOR
Flower: PURE WHITE CLUSTER
Fruit: VERY FEW, SMALL ( 1/2"))
Distinguishing Characteristics: FLOWER & FALL COLOR
Plant:
Type:
Shape:
Mature Size:
Adaptation :
Foliage:
Flower:
Fruit:
ACER GINNALA - AMUR MAPLE
DECIDUOUS UNDERSTORY TREE
IRREGULAR OVAL
15' - 20' (QUICK GROWTH)
GENERAL
FINE/RED FALL COLOR
SMALL CLUSTERS
WINGED
Distinguishing Characteristics: FALL COLOR
Reproduced from the Boise State University Library, Special Collections. MSS 250
Plant: BETuLA NIGRA - RIVER BIRcH
Type: DECIDUOUS CANOPY TREE
Shape: OVAL
Mature Size: 40 • x 25 • -30' (MEDIUM GROWTH)
Adaptation: GENERAL
Foliage: FINE/YELLOW FALL COLOR
Flower: 2"-3" CATKINS
Fruit: 1" - 1 1/2" CATKINS
Distinguishing Characteristics: PINK PEELING BARK
Plant:
Type:
Shape:
ACER PLATANOIDES 'EMERALD QUEEN' - E.Q. MAPLE
DECIDUOUS SHADE TREE
OBLONG TO OVAL
Mature Size: 50' x 30' (MEDIUM GROWTH)
Adaptation:
Foliage:
Flower:
Fruit:
GENERAL
MEDIUM
YELLOW CLUSTERS
WINGED
Distinguishing Characteristics: DENSE POLIAGE
Plant:
Type:
Shape:
Mature Size:
Adaptation:
Foliage:
Flower:
Fruit:
PRUNUS SERRULATA 'SHIROTAE' - MT, FUJI CHERRY
DECIDUOUS UNDERSTORY TREE
SPREADING
20" X 25" (MEDIUM GROWTH)
GENERAL - WELL DRAINED SOILS
MEDIUM/YELLOW TO RED FALL COLOR
SEMIDOUBLE, PINK IN BUD, WHITE WHEN OPEN
N.A.
Distinguishing Characteristics : FLOWERS
Reproduced from the Boise State University Library, Special Collections. MSS 250
Plant:
Type:
Shape:
Mature Size:
Adaptation:
Foliage:
Flower:
Fruit:
BERBERIS THUNBERG! 'CRIMSON PIGMY' CRIMSON PIGMY BARBERRY
DECIDUOUS SHRUB
1/2 ROUND
l' X 2'
SUN, DRY
FINE/DEEP RED
INCONSPICUOUS
INCONSPICUOUS
Distinguishing Characteristics: RED FOLIAGE ALL SUMMER
Plant:
Type:
Shape:
PINUS MUGO MUGHUS - MUGHO PINE
CONIFEROUS EVERGREEN SHRUB
ROUND
Mature Size: 4' x 4' (SLOW GROWTH)
Adaptation:
Foliage:
Flower:
Fruit:
GENERAL
MEDIUM TEXTURE/DARK GREEN
INCONSPICUOUS
CONE
Distinguishing Characteristics: SMALL DENSE EVERGREEN SHRUB
Plant:
Type:
Shape:
Mature Size:
Adaptation:
Foliage:
Flower:
Fruit:
VINCA MINOR - DWARF PERIWINKLE
GROUND COVER/BROADLEAF EVERGREEN
SPREADING
6" TO 8"
SHADE TO PART SUN
FINE
VIOLET
N.A.
Distinguishing Characteristics: SHADE TOLERANT GROUND COVER
Reproduced from the Boise State University Library, Special Collections. MSS 250
Plant:
Type:
Shape:
FRAXINUS PENNSYLVANICA LANCEOLATA 'PATMORE' - PATMORE ASH
DECIDUOUS SHADE TREE
OVAL TO OBLONG
Mature Size: 50 x 30' -35' (QUICK GROWTH)
Adaptation:
Foliage:
Flower:
Fruit:
DRY TO MOIST
MEDIUM TEXTURE/YELLOW FALL COLOR
INCONSPICUOUS
SEEDLESS
Distinguishing Characteristics: SHINY GREEN LEAVES/FAST GROWTH RATE
Plant=
Type:
Shape:
Mature Size:
Adaptation:
Foliage:
Flower:
Fruit:
GLEDITSIA TRIACANTHOS INERMIS 'SHADEMASTER' - SHADEMASTER HONEYLOCUST
DECIDUOUS SHADE TREE
SPREADING
40' X 40' (QUICK GROWTH)
GENERAL
FINE/YELLOW FALL COLOR
INCONSPICUOUS
SEEDLESS
Distinguishing Characteristics: FINE TEXTURE - FILTERED SHADE
Plant:
Type:
Shape:
Mature Size:
Adaptation :
Foliage:
Flower:
Fruit :
ACER RUBRUM 'RED SUNSET' - RED SUNSET MAPLE
DECIDUOUS SHADE TREE
OVAL
50' x 30' (MEDIUM GROWTH)
MOIST
MEDIUM
DENSE RED CLUSTERS (SMALL)
WINGED
Distinguishing Characteristics: SCARLET RED FALL COLOR
Reproduced from the Boise State University Library, Special Collections. MSS 250
Plant:
Type:
EUONYMUS ALATA 'COMPACTA' - DWARF BURNING BUSH
DECIDUOUS SHRUB
Shape: OVAL
Mature Size: 6 ' x 4 ' (SLOW GROWTH)
Adaptation: GENERAL
Foliage:
Flower:
FINE/BRIGHT RED FALL COLOR
INCONSPICUOUS
Fruit: INCONSPICUOUS
Distinguishing' Characteristics: FALL COLOR
Plant:
Type:
PRUNUS CISTENA - CISTENA PLUM
DECIDUOUS SHRUB
Shape: SPREADING
Mature Size: 8' x 8' (QUICK GROWTH)
Adaptation: SUN
Foliage: FINE, PURPLE
Flower: PINK, FRAGRANT
Fruit : VERY FEW, SMALL 1/2"
Distinguishing Characteristics: FLOWER & FOLIAGE
Plant: MAHANIA AQuiFoLiuM - oREGoN GRAPE
Type: BROADLEAF EVERGREEN
Shape: OVAL
Mature Size: 5 ' x 4 '
Adaptation: SHADE
Foliage: MEDIUM TEXTURE, GLOSSY GREEN
Flower: YELLOW CLUSTERS
Fruit : BLUE GRAPE LIKE CLUSTERS
Distinguishing Characteristics : FOLIAGE
Reproduced from the Boise State University Library, Special Collections. MSS 250
Plant:
Type:
Shape:
CORNUS STOLONIFERA - RED-TWIG DOGWOOD
DECIDUOUS SHRUB
SPREADING
Mature Size: 6' x 6'
Adaptation: MOIST
Foliage: COARSE/BURDUNDY FALL COLOR
Flower: WHITE CLUSTER
Fruit: DULL WHITE, SMALL (1/4")
Distinguishing Characteristics: FLOWER, FALL COLOR, RED STEMS
Plant:
Type:
Shape:
Mature Size:
Adaptation:
Foliage:
Flower:
Fruit:
Distinguishing
Plant:
Type:
Shape:
Mature Size:
Adaptation :
Foliage:
Flower:
Fruit:
VIBURNUM BURKWOODI - BURKWOOD VIBURNUM
SEMI-EVERGREEN SHRUB (HOLD LEAVES LATE)
ROUND
6' X 6'
SUN TO SHADE
MEDIUM TEXTURE, LEATHERY
PINKISH WHITE CLUSTERS
N.A.
Characteristics: VERY FRAGRANT BLOOMS
JUNIPERUS HORIZONTALIS 'BLUE CHIP' - BLUE CHIP JUNIPER
CONIFEROUS EVERGREEN
BROADLY SPREADING
1' X 6'+
DRY/SUN
FINE
INCONSPICUOUS
INCONSPICUOUS
Distinguishing Characteristics: BLUE COLORED FOLIAGE
Reproduced from the Boise State University Library, Special Collections. MSS 250
RIVER PLAN
Reproduced from the Boise State University Library, Special Collections. MSS 250
Boise City Metro Plan - Regional Mall
Reference is made to the Boise City Metro Plan, Ordinance 4863
with regards to EMKAY DEVELOPMENT COMPANY, INC. current pursuit
to rezone the present Quinn property located adjacent to the
Boise River Greenbelt on the west and Bob Rice Ford, automotive
dealership, to the south.
The following review comments of the ordinance should be included
with all proposals relative to your regional mall project.
BOISE RIVER PLAN
1. The Boise River floodway shall be reserved for the
conveyance of a flood of 16,600 cubic feet per second
(cfs), and the channel of the river shall be reserved and
maintained for a capacity of 6,500 cfs. (All cfs
references to be measured at the Glenwood Bridge)
a. The floodway is designated as that described by the u.s. Army
Corps of Engineers and shown on maps produced as part of the
Boise River Flood Insurance Study.
RESPONSE:
None
b. Development which would relocate the floodway boundary
shall not be permitted.
RESPONSE:
EMKAY DEVELOPMENT is proposing a modification to the
floodway boundary based upon computer analysis which
accurately represents the present river flow.
c. Uses within the floodway shall be restricted to those which
are required for public necessity (for example, bridges, water
pumps & inlets, dams, piers, public utility conduits),
recreational use (for example, paths, underpasses, golf courses,
piers, beaches), wildlife habitat improvements (for example,
vegetation, nesting structures, pool/riffle improvements), and
gravel extraction.
RESPONSE:
Much of the existing land use is gravel extraction ponds.
This site may require the developer to propose a change
in the Boise Metro Plan parking requirements or propose
alternative approaches in order that the new land use
would meet Boise City's compliance.
Reproduced from the Boise State University Library, Special Collections. MSS 250
d. The floodcarrying capacity of the river channel shall
be maintained by means of removal of obstructions and
debris and by use of periodic flushing flows in amounts necessary
to scour the channel.
RESPONSE:
This portion of the river paralleling the proposed
development will not be disturbed and will remain in its
present natural state. However, portions of the developed
site that presently lay in the floodway will be designed
in accordance with the u.s. Corps of Engineers and FEMA
guidelines.
e. The removal of vegetation (living or dead) from
within the floodway shall not be permitted except
when it is a threat to persons or property or
contributes to the dangerous restriction of the
flow of floodwater.
RESPONSE:
At present, there remains very little if any vegetation
of value. However, the proposed developed will encourage
the use of vast varieties of vegetation in order to
compliment the development and also comply with Boise
City's ordinance with regards to landscaping, wildlife
habitat and fishery preservation.
f. Existing dwellings and other non-conforming
structures within the floodway shall not be permitted to relocate
in the floodway should they be displaced or severely damaged.
RESPONSE:
All existing structures shall be removed from the
floodway and no proposed structures are intended be added
thereto.
2. Stabilization of the banks of the river shall be required
in order to prevent erosion, to enhance fish habitat, and
to create other wildlife habitat.
RESPONSE:
(River banks are not included in the proposed project.)
a. A minimum 25 ft. wide strip of rooted vegetation
(trees & shrubs), for bank stabilization and for
wildlife habitat, shall be maintained where in
existence, and planted where none exists. This strip
shall cover at least 25 ft. from the 6500 cfs line,
and along the banks of side channels such as Loggers
Creek.
Reproduced from the Boise State University Library, Special Collections. MSS 250
RESPONSE:
The existing greenbelt and river banks are presently well
established and covered with well rooted vegetation.
This will be left to remain in place and will be enhanced
where feasible along the developers property line in
order to provide a desirable wildlife habitat and create
a pleasant transition into the proposed development.
b. In situations where structural stabilization measures (rip-rap,
large cobble) are deemed necessary, the design of the
structure shall include overplanting with vegetation and the
deliberate enhancement for fish habitat. Use of dangerous and
unsightly materials such as automobiles and debris shall be
prohibited.
RESPONSE:
As a result of the existing river bank vegetation,
fisheries and wildlife habitats, river and bank
stabi 1 ization is not necessary within the proposed
project limits.
3. Residential and other development may be permitted within
the floodway fringe.
RESPONSE:
The project site does, in fact, lie within the floodway
fringe and will made flood proofed in conformance with
FEMA requirements.
a. Levees and channels shall not be constructed as the method for
floodproofing structures.
RESPONSE:
Floodproofing of structures will not be accomplished
through levees and channels.
b. All open spaces (parks, golf courses, parking lots) shall be
designed and operated so that they may be flooded during flood
emergencies.
RESPONSE:
The developer is intending to reserve designated parking
areas for possible future flood emergencies.
Parking facility and landscaping amenities will be
designed to accept floodway emergencies.
c. Emergency access to the river for the use of repair equipment
and crews and rescue personnel shall be provided at appropriate
intervals along the river.
Reproduced from the Boise State University Library, Special Collections. MSS 250
RESPONSE:
Continuous access to the Boise River for use of emergency
repair equipment, crews and rescue personnel will be
available.
d. "Valley storage" areas in the setback area should be
maintained (puddle areas in the floodway fringe which function as
reservoirs for floodwaters).
RESPONSE:
The definition of "Valley storage" is understood as to
use, however, the reproportioning of the existing pond in
order to satisfy the developers building criteria may
not, in fact, make valley storage a feasible alternative
to flood control.
FISH AND WILDLIFE
GOAL: The city intends to regulate all uses within the Boise
River floodplain, along Logger's Creek, and in other
adjacent lands for the purpose of preserving, protecting,
and enhancing the abundance and diversity of fish,
wildlife, and riparian resources.
RESPONSE:
The project site will have a designed wildlife habitat.
1. Lands and waters which provide extremely important habitats
for fish and wildlife shall be designated on maps and
referred to as Class A lands. The objective for these
lands is to preserve and protect them for their primary
benefits to fish and wildlife in general, and to protect
bald eagle, great blue heron, trout, and water fowl
habitats in particular.
RESPONSE:
The proposed development is not located in Class A
designated land.
Items: la. thru lh. are understood in the text and wi 11 be
complied with when they become applicable.
2. Lands and waters in the floodplain which provide a good
potential for fish and wildlife habitat improvement shall
be designated on maps and referred to as Class B lands.
The objective for these lands is to invite development
plans which demonstrate improvements to habitat and
mitigate negative impacts to existing habitat.
Reproduced from the Boise State University Library, Special Collections. MSS 250
a. Examples of Class B lands and waters are:
Gravel extraction ponds
Agricultural lands within the Urban Service Planning
Area floodplain
RESPONSE:
By in large, the present site includes a large gravel
extraction pond.
b. Land uses shall include all those permitted by the
underlying zone.
RESPONSE:
A C-2 rezone application for the majority of the project
site is being submitted to the city. Current M-1 zoning
does not allow for proposed type of development.
c. Developments within Class B lands shall include components
which will enhance the value of habitat for wildlife. Examples
are the creation of wetland and lake habitats, provision of
nesting areas for songbirds and waterfowl, the planting of
riparian vegetation, and improvements to the fishery.
RESPONSE:
The existing gravel pond will be partially filled and the
remaining portion will be completely "redesigned" to create
wetland and lake habitats for songbirds, waterfowl, and
fish (See Section No. 4)
3. Lands in the floodplain which have the least importance for
fish and wildlife habitat shall be designated on maps and
referred to as Class C lands. The objective for these
lands is to invite development plans which provide for
landscaping and other habitat improvements.
a. Examples of Class C lands are:
Lands surrounding gravel ponds;
Subdivided properties;
Former industrial areas; and
Vacant lands in urban centers
b. Developments shall include vegetation screens and
buffers that provide appropriate separation between uses
(e.g. residential housing area and wildlife habitat area)
and yet allow the development to capitalize upon its
location adjacent to open space areas.
Reproduced from the Boise State University Library, Special Collections. MSS 250
RESPONSE:
A portion of the remaining project site is designated in
class c, floodplain land. In addition, the portion of the
gravel pond which is proposed to be filled would become
class C designated floodplain land.
Vegetation screens, berms, and other appropriate methods of
separation will be used to protect wildlife habitat from
developed areas, this will further enhance and compliment
the total developed site.
4. Habitats for warm and cold water fisheries shall be
protected and improved.
RESPONSE:
Provision will be made for fisheries in the small lake.
See Section No. 4.
a. Boise City shall continue to participate in and support the
establishment of minimum fall and winter stream flows sufficient
to protect and improve fish spawning conditions in the Boise
River.
RESPONSE:
Not applicable
b. Water quality of the Boise River shall be maintained to
meet or exceed standards established in 1980 by the Idaho State
water Quality Bureau for designated uses such as drinking water,
swimming, and cold water fisheries. Boise City will participate
in monitoring and enforcing these standards.
RESPONSE:
This site is separated from the Boise River by publicly
owned land containing the Greenbelt.
c. Boise City shall strive to retain the designation of Special
Resource Water conferred by the state of Idaho on the Boise River
from Lucky Peak Dam to Veterans Park.
RESPONSE:
The project site will conform to requirements of the Special
Resources Water designation for the Boise River by the State
of Idaho.
s. All developments within all classes of lands that propose
to use or create a water amenity shall design all or part
of it to provide emergent wetlands, trout spawning,
waterfowl, habitat and/or warm water fish spawning or
living habitat.
Reproduced from the Boise State University Library, Special Collections. MSS 250
RESPONSE:
The existing gravel extraction pond will be rebuilt to
provide emergent wetlands fish spawning and wildlife
habitats See Section
6. New dams and irrigation facilities such as diversion dams
shall be designed to provide safe passage for fish. The
city will support plans to retrofit or modify existing dams
and irrigation facilities for the same purpose. Screens or
traps must be provided to prevent fish from entering
working irrigation ditches.
RESPONSE:
Not applicable
RECREATION
GOAL: The Boise River Greenbelt will continue as a major park
system priority providing for developed parks and non-motorized
recreation opportunities as well as natural
undeveloped river environment under public ownership.
1. The Greenbelt, a continuous system of paths, parks, and
natural preserves, shall be established for public
enjoyment from Lucky Peak Dam to Eagle Island state Park
along both sides of the Boise River.
RESPONSE:
The greenbelt is already established on the adjacent city
property separating the project site from the river.
Items: la. thru le., Not applicable
f. Greenbelt design in general shall accommodate habitat needs of
wildlife.
RESPONSE:
Pond fringe will be designed to be compatible with needs of
wildlife and fisheries habitat.
RESPONSE:
Items: lg. thru lh., Not applicable
2. Lands in the floodway and Class A areas shall be the areas
regarded as most suited for public parks, private open
space, and natural reserves.
a. In the design of public parks, intense activity portions of
the park shall be located outside of Class A areas and designed
to minimize adverse impacts on Class A areas.
Reproduced from the Boise State University Library, Special Collections. MSS 250
RESPONSE:
The existing gravel extraction pond will be rebuilt as a
private fisheries lake open to the public. The lake will
not be a public park. The lake is not in a Class A area.
RESPONSE:
Class A areas located outside the floodway shall have high
priority for public acquisition or private open space.
RESPONSE:
Not applicable. Land is not Class A public acquisition
land.
4. Any structures placed in the river below Barber Dam shall be
designed to provide for the safe recreational passage of
swimmers, tubers and canoeists. Modifications or retrofits of
existing structures shall accomplish the same purpose.
RESPONSE:
The proposed project is not contiguous with the Boise
River. The proposed building structure will not impact
river activities.
5. Automobile traffic arterials shall avoid the greenbelt and
its immediate edge.
RESPONSE:
Automobile traffic in general and site traffic circulation
will be buffered by landscaping and related amenities.
DEVELOPMENT OPPORTUNITIES
GOAL: Residential and other urban development shall be located,
designed, and undertaken so that there is a continued
enhancement and protection of the amenities along the Boise
River which attract businesses and people to the Boise
area.
1. Land use regulations will permit a mix of commercial,
industrial, office, residential, open space, and
agricultural uses along the Boise River in Class B and
Class C lands.
RESPONSE:
The project site is Class B and Class c lands which permit
commercial use and open space.
Reproduced from the Boise State University Library, Special Collections. MSS 250
a. All new development shall be located and designed to promote
the flood protection, fish & wildlife, and recreation goals of
this plan.
RESPONSE:
The project site will be developed to promote the flood
protection, fish and wildlife and recreation goals of this
plan.
b. New development shall be compatible with surrounding land
uses.
RESPONSE:
Surrounding commercial land uses include major motels, auto
dealerships, restaurants, and retail stores, other adjacent
uses include a school and residential area.
c. High density residential development will be encouraged at the
edge of the Greenbelt where appropriate.
RESPONSE:
Not applicable. High density residential development is
not feasible with the proposed project limits.
2. The Boise River shall continue to be a major resource for
irrigation water in order to support the agricultural
industry.
RESPONSE:
Not applicable.
3. Policies for gravel extraction activities are located in
Industrial Policy #5.
RESPONSE:
Not applicable.
4. Regulations and incentives that are developed for this plan
will strive to enable property owners to combine private
development goals with other goals of this plan. The
following will be considered as each application is reviewed:
RESPONSE:
This item not discussed in this review.
Reproduced from the Boise State University Library, Special Collections. MSS 250
OPEN SPACE
GOAL: Opportunities for recreation, exercise, relaxation and
contact with nature will be provided for urban residents
through the use of land as open space.
1. The Boise River Greenbelt will continue as a major park system
priority providing for development parks and nonmotorized
recreation opportunities as well as natural undeveloped river
environment under public ownership (see Boise River Plan
Recreation Section).
RESPONSE:
Not applicable. Greenbelt is established.
2. The provision of neighborhood, community and regional parks
under public ownership will continue as another element of the
park system.
a. Neighborhoods in the city limits with no parks will receive
high priority for park acquisition and development.
RESPONSE:
The project site pond will be a private fishery open to
public. Public parks in the neighborhood include Veterans
Park, Fairview Park, Sunset Part at 32nd, and the Boise
River Greenbelt.
b. A major park should be planned for the southeast area.
RESPONSE:
Not applicable
c. Future parks should be connected to the greenbelt system with
bike or pedestrian paths or other means where feasible.
RESPONSE:
The project site will be linked to the Greenbelt system
with bike and pedestrian access paths.
d. Inducements and incentives such as density transfers will be
provided to landowners in an effort to obtain land for
neighborhood and other parks.
RESPONSE:
This item is not discussed in this review.
e. Complementary recreational programs may be developed to
enhance the use and enjoyment of public parks.
Reproduced from the Boise State University Library, Special Collections. MSS 250
RESPONSE:
The private lake will be open to the public for fishing
only.
3. New development, highway improvements and all changes of
land use will be considered as opportunities to:
a. Provide greenway, bicycle path or pedestrian access to public
parks and links between parks and recreation areas.
RESPONSE:
The project site will provide bicycle and pedestrian access
paths to the Greenbelt.
b. Negotiate for the acquisition of park sites.
RESPONSE:
This item is not discussed in this review.
c. Encourage the development of recreational open spaces and
parks as part of new planned developments.
RESPONSE:
A new private fishery lake open to public will be created
from the existing gravel pond and will be adjacent to the
Greenbelt for access.
d. Arrange for the preservation and recreational uses of sites
with historic value to the city, region or state (Oregon Trail,
Old Penitentiary).
RESPONSE:
Not applicable.
e. Provide for street beatification and tree planting.
RESPONSE:
The project site will meet all city street beatification
and tree planting requirements. In addition, the private
lake will be an excellent buffer between parking areas and
the Greenbelt.
Reproduced from the Boise State University Library, Special Collections. MSS 250
INDUSTRIAL
GOAL: The city will encourage industrial activity to locate in
industrial center locations in order to provide for
rational investment in special services and utilities, to
enhance opportunities for mass transit, to prevent good
industrial sites from being consumed by other uses, and to
protect environmental quality.
1. Industrial uses will be encouraged to locate in the following
general areas:
Airport Area adjacent to the airport and south at
I80 (Area Band Bl).
Bench Industrial Area along Union Pacific spur at
Emerald Curtis Orchard.
Franklin Road/RR area west of I80 N Connector.
Amity Holcomb Road area.
Federal Way area east of Broadway.
RESPONSE:
1. The project site is currently zoned for industrial use
which is not compatible with the Boise River Plan The
proposed zoning change to c-2 will eliminate a large
industrial site adjacent to the Boise River in downtown
Boise, and thus conform with the Boise River Plan.
2. Not applicable
3. Not applicable
4. Not applicable
5. Not applicable
TRIBUTARY CREEK FLOODPLAINS
Boise has flooding potential from two general sources: the Boise
River and the several tributary creeks that flow through the city
from the foothills. Most floods on the Boise will be "regulated"
floods due to the control of the river by three dams upstream
(see Boise River Plan Floodplain Section). Flooding of tributary
creeks is usually caused by heavy cloudbursts or rapid spring
runoff. These floods can be fast, sudden and destructive.
This section is not applicable.
RESPONSE:
This section is not applicable.
Reproduced from the Boise State University Library, Special Collections. MSS 250
METRO PLAN
Reproduced from the Boise State University Library, Special Collections. MSS 250
BOISE METROPOLITAN AREA - COMPREHENSIVE PLAN
Reference is made to the Boise Metropolitan Area - Comprehensive Plan,
Ordinance 4851, with regards to Emkay Development Company, Inc. 's
current pursuit to rezone the present Quinn property located adjacent
to the Boise River Greenbelt on the west, and Bob Rice Ford automotive
dealership to the south.
The following review comments from portions of the ordinance are as
follows:
Ordinance No. 4814
Page 4.
Section 3.123
The maximum allowable density may be permitted when two of the following
criteria are met:
A. The proposed regional mall development does, in fact, lie
between a major employment/commercial center (within 1 mile
west of Boise City Central Business District) and a low den-sity
residential area (north and east of site), and also serves
as a buffer between such uses;
B. The proposed regional mall development is presently served by
existing and planned transit corridor, as designated in the
1987 Transit Plan (and as amended), and is on an arterial
roadway as designated on the Year 2000 Urban Functional Street
Classification Map (and as amended). In addition, the proposed
site could create a stimulous to generate dedicated transit
stops to designated entrances of the mall.
C. The proposed regional mall site's west boundry parallels an
existing, naturally established Boise River environment and
a well established greenbelt system which offers a variety of
recreational opportunities to the public from surrounding
neighborhoods. The proposed site landscaping and amenities
will compliment the present natural river environment creating
additional recreational fisheries and wildlife habitat.
-1-
Reproduced from the Boise State University Library, Special Collections. MSS 250
Section 3.124
The infilling of vacant land is, in fact, in compliance with the subject
ordinance, in that it provides substantial development significant to
the business and employment opportunities. This proposed site is unique
because it lies within a well established utilities network (reasonable
distances) and essential public services.
Ordinance No. 4850 Goal A - The Center
Goal A:
The proposed regional mall is located close to the center of the city
and will compliment the downtown business district. Well established
transportation and pedestrian routes make the proposed site easily
accessable. Future transportation alternatives (see enclosed traffic
study) compliment the presently established major arterial.
COMMERCIAL
Goal:
The location of commerce and trade activities should allow for the
fullest range of activity demanded by the community and be conducive to
comparison shopping and have excellent access.
The goal statement, shopping center definments with regards to neigh-borhood
and community centers stated in this section further strengthen
the desired criteria that the developer used in the section of the
proposed site.
The proposed regional mall and its proximity to the Boise City Downtown
Business District can create a greater stimulous to the downtown area.
Consistant with the Metro Plan goals and policies. The proposed site
location is certain to divert any possible imbalance in population and
employment shifts. More than ample space is presently available for the
proposed regional mall. Utilities, public service, vehicular and ped-estrian
accesibilitu compliment those presently available to the
estrian accessibility compliment those presently available to the vicin-ity
in question. Adverse impact to the surrounding neighborhoods and
their environmental effects will be dealt with in an extremely sensitive
manner.
THE METRO PLAN
The Boise Metropolitan Committee invisioned a plan to accomodate growth
in the most efficient manner possible from the standpoint of service
costs and the desired life style of the community. This proposed region-al
mall site, a contiguous amenity to the downtown business district can
-2-
Reproduced from the Boise State University Library, Special Collections. MSS 250

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Full-text

ENVIRONMENTAL ASPECTS
Reproduced from the Boise State University Library, Special Collections. MSS 250
- - - - - - -
CONCEPTUAL
SITE PLAN
Reproduced from the Boise State University Library, Special Collections. MSS 250
F€nton C. Kelley, ( Ph.D.
2260 Berkekley St.
Boise, Idaho 83705
J December, 1985
To: R.C. LaFevre,P.E.,Principal Engineer, M-K Engineers, Inc.
From: F.C. Kelley,Ph.D., Consulting aquatic bilogist
Subject: Fishery, Boise Regional Mall Lake-proposed enhancement
activities
1. Design the littoral and benthic conformation of the proposed
6.5-acre lake so as to promote public safety and ensure an
adequate, aquatic environment for the establishment of a
self-sustaining, warm water bass-bluegill fishery.
2. Assess the status of the current fish population by examination
of fish species present when the.lake is pumped out for
construction purposes.This activity would include species
identification, aging, the determination of growth rates and
general physical condition of the individuals examined.
J. Recommendations regarding the nature and placement of sub-surface
structural materials to provide fish shelter and
additional substrate area for the propagation and growth of
vertebrate and invertabrate species that-may be utilized as
fish food.
4. Institute a mechanism to provide for a regular assessment of
the aquatic environment, subsequent to it's establishment, by
upper division biology students from Boise State University.
5. Work with the Idaho Department of Fish and Game fisheries
biologists with regard to the numbers and sizes of fish to
stock in the lake upon it's completion and biological
stabilization.
Reproduced from the Boise State University Library, Special Collections. MSS 250
EMKAV DEVELOPMENT BOISE REGIONAL MALL
PROPOSAL FOR WILDLIFE HABITAT EHHAHCEMEHT
The following actions are proposed for wildlife habitat iMproveMents:
1. > The existing habitat on the northwest corner of the present pond will
be left undisturbed and Maintained in its present forM to the maximum
practical extent. The riparian vegetation such as cat tails presently
provides excellent habitat. Higher ground located in this area between the
shoreline and the fence on the north boundary also provides good existing
habitat. Pheasants and Muskrat have been observed in this area.
2.) Other areas which are intended specifically for use as wildlife
habitat will be reclaiMed as follows:
• All areas will ·be covered with an adequate depth of topsoil to
support revegetation
• Target wildlife species consist priMarily of quail, pheasants,
song birds and waterfowl. Fur bearers such as Muskrat are also
desired.
• Trees, shrubs and grasses will be planted to provide habitat,
cover and food for wildlife
. The bulk of the tree plantings will consist of willows and
cottonwoods which are to be planted as small slips in a fairly
dense pattern, (roughly 2 3' on centers). Fruit producing
shrubs will also be introduced for wildlife values. Occasional
clusters of evergreens will be planted to provide winter cover
and serve as visual screens to minimize the center's visual
impact upon the greenbelt and reclaiMed areas. Blue spruce and
brushy juniper type shrubs are intended for this purpose.
Occasional, relatively open areas will be provided and planted
with grasses to provide ground cover and food. The entire area
will be seeded with an appropriate mixture of grasses to provide
immediate habitat value while the trees and shrubs are becoMing
established. low Maintenance grasses, well suited to this site
include:
Orchard Grass (especially along the shoreline)
Crested Wheatgrass
Smooth Brome
Siberian Wheatgrass
3.) Planting of trees and shrubs will be made on the east side of the pond
to minimize the visual and audible impacts of the complex to improve the
pond's seclusion and hence its appeal to wildlife. Unplanted openings will
be provided for public access in a way which Maintains reduced visual
iMpact.
4.) The margin between the existing greenbelt paving and the pond
shoreline will be planted with trees and shrubs to provide wildlife
habitat and to screen the pond to a degree from the greenbelt.
5. ) The
shoreline
provided
pond's
with
banks
random
as
will be reclaiMed so as to provide an irregular
sMall coves and points. A small island will be
a haven for b1rds.
Reproduced from the Boise State University Library, Special Collections. MSS 250
ENGINEERS, INC.
INTER-OFFICE CORRESPONDENCE
DATE November 22, 1985
TO: Bob LeFevre FROM: Jim Winner
LOCATION: Plaza IV, 6th LOCATION: Plaza IV, 6th
SUBJECT: BOISE REGIONAL MALL
The following are general guidelines which will improve water quality and
aquatic habitat in the pond at the proposed regional mall.
1. Minimize the shallow areas around the pond.
Some emergent vegetation (which will grow in areas where water depth
is less than two feet) is desirable to provide food, cover, & nesting
for waterfowl other birds, and wildlife. Too much aquatic
vegetation would attract a large number of ducks which would get
messy, harm water quality and become pests. Emergent vegetation
will increase mosquito habitat and would block the view of the lake.
2. Maximize tree planting on the east and west sides of the pond.
Warm water temperatures could be a problem when the size of the pond
is reduced. Trees p 1 anted close to the pond on the east and west
sides will reduce solar loading.
3. Construct artificial reefs in the pond.
An irregular lake bed increases the fish habitat in a pond or lake.
Artificial reefs made of boulders, concrete, or other durable
materia 1 has been proven to increase fish numbers. The Bob Rice
Ford buildings would provide a source of concrete.
4. Irrigate all the grass and shrubbery at the shopping center with
water from the surface of the pond.
The pond contains apparently clean water and probably does not
produce nuisance algal growths in the summer. The river loses or
gains water in this reach depending on flow which indicates a
relatively rapid flow of groundwater. This water movement probably
keeps the water in the pond fresh. Pumping from the pond for
irrigation would remove warm water from the surface and increase
inflow of cool groundwater.
5. Coordinate pond construction with the Idaho Department of Fish and
Game.
Fish and Game will plant fish in the ponds and manage the fishery if
l737g
Reproduced from the Boise State University Library, Special Collections. MSS 250
CORRESPONDENCE
Bob LeFevre
IOC/Page 2
November 22, 1985 DATE:
10:
LOCATION:
SUBJECT:
6.
1737g
FROM:
the public is allowed to fish This would cost the
development nothing. The pond should be drawn down as much as
possible when construction activities are occurring in it. It may
be necessary to salvage fish from the pond at that time. Cost would
be about $1,000.
Determine the limnological nature of the pond.
Very little information is known on the gravel ponds along the
river. Temperature, nutrients, stratification pollutants and other
parameters will determine what the final pond will be like. This
would be an excellent project for a upper class biology student at
BSU and could be completed for less than $2,000.
Reproduced from the Boise State University Library, Special Collections. MSS 250
:
RIVER
E* :
F :
POND
PARKING
EMERGENT
ISLAND
POND
CONCEPT
TO SCALE
Reproduced from the Boise State University Library, Special Collections. MSS 250
POND
SECTIONS NOT TO SCALE
Reproduced from the Boise State University Library, Special Collections. MSS 250
------------------------ Beck
&Baird
LANDSCAPE ARCHITECTURE
PLANNING
URBAN DESIGN EMKAY REGIONAL CENTER
PRINCIPALS
PURPOSE
This report, along with the enclosed graphics, are intended
as a start for developing the design standards for the Emkay Regional Center.
Further, they will be a guide to insure development of consistent quality
while enhancing the environmental quality of the area and river environ.
In addition, this report is to start a documented basis for directing and
evaluating the landscape planning for the project as it is developed through
the design process.
GOALS
·The goals are to conserve existing natural features and m1n1mize the
impacts on the river's ecosystem and adjacent areas; encourage imaginative
and innovative planning and design of the project; assure that a variety of
interest and high landscape standards are designed into this project.
APPLICATION
These goals will be applied to all properties within the referenced
project area in addition to the requirements of the Boise City Ordinances and
River Plan.
DESIGN STANDARDS
All design and landscape planning for this project shall strive
to take into consideration the following design standards throughout the
planning and development of the project.
Grading: Establish a compatible relationship with all landscaped
areas, buildings, parking areas and adjacent river properties and water
bodies while minimizing drainage and erosion throughout the total life of
the project. All natural vegetation will be retained and protected where
possible.
Landscaping: Create a compatible and continuous relationship
between site landscaping and the river and lake areas. Maintain an
aesthetic appearance while enhancing the existing river and lake areas
while preserving natural vegetation of value. The plants should be selected
from the recommended list following this section.
SEA TILE OFFICE BOISE OFFICE
FRED L BECK, ASLA
DANE BAIRD. ASLA
316 SECOND AVENUE SOUTH
PIONEER SQUARE
POST OFFICE BOX 7423
BOISE. IDAHO 83707
SEAT ILE. WASHit~GTON9 8104 208 342 4811
206 624 9304
Reproduced from the Boise State University Library, Special Collections. MSS 250
Buffers and Screening: Adjacent roads and areas will be buffered
by a landscaped berm of varying height, while the river and Greenbelt will
be sensitively buffered where appropriate, taking into consideration
the recommendations of the River Plan while providing security for the
occupants of the project. All unsightly areas such as storage and service
areas shall have a visual buffer.
Boise River Plan:
1. While dealing with lands adjacent to the Boise River in
relation to the Emkay Regional Center, uses within the flooding (as much as
is reasonably possible for the development) shall include piers, beaches,
wildlife habitat improvements, and vegetation improvements and preservation.
2. The Greenbelt-system is intact and it will be buffered with
vegetation where non-existent, providing an aesthetic transition to the Center.
3. Emergency access to the River for use of equipment and rescue
personnel will be taken into consideration in the plans for the Center.
4. Fish and wildlife habitat will be preserved and improved in
general within the planning and design of the Emkay Regional Center in those
areas adjacent to the lake, Greenbelt and river. Creation of improved
lake and nesting areas for songbirds and waterfowl and the planting of riparian
vegetation to improve fisheries will be part of the planned Center.
5. Screens and buffers shall include vegetation and screening
which provide appropriate separation between uses while allowing the Center
to capitalize upon its location.
6. Recreation along the Greenbelt will provide a major opportunity
for public access to and from the Center. A system of paths and access routes
will be established for public enjoyment of the lake area while accommodating
the habitat needs of wildlife.
Vehicular Circulation and Parking: Will be designed to allow for
safe and convenient movement of motor vehicles and provide for landscaping
within parking areas to soften visual impacts~ Parking will be buffered
visually from adjacent roadways.
Pedestrian Circulation: Will be developed to provide an alternative
to vehicular access through foot travel or cycling along the Greenbelt as
well as allow for safe movement throughout the Center.
7237/g
Reproduced from the Boise State University Library, Special Collections. MSS 250
Plant:
Type:
PICEA PUNGENS - COLORADO SPRUCE
CONIFEROUS EVERGREEN
Shape: CONICAL
Mature Size: 40' x 25' (SLOW GROWTH)
Adaptation: MOIST
Foliage: FINE/GREEN
Flower: INCONSPICUOUS
Fruit: CONE
Distinguishing Characteristics: SYMMETRICAL
Plant:
Type:
PINUS NIGRA - AUSTRIAN PINE
CONIFEROUS EVERGREEN
Shape: OVAL
Mature Size: so' x 40' (MEDIUM GROWTH)
Adaptation: GENERAL
Foliage: COARSE/DARK GREEN
Flower: INCONSPICUOUS
Fruit: CONE
Distinguishing Characteristics: DENSE FOLIAGE
Plant: FRAXINus AMERicANA 'AuTuMN PuRPLE' - A.P. AsH
Type: DECIDUOUS SHADE TREE
Shape: OVAL
Mature Size: 60 • x 40' (MEDIUM GROWTH)
Adaptation : GENERAL
Foliage: MEDIUM TEXTURE
Flower: INCONSPICUOUS
Fruit : SEEDLESS
Distinguishing Characteristics : PURPLE FALL COLOR
Reproduced from the Boise State University Library, Special Collections. MSS 250
Plant:
Type=
Shape:
MALUS 'SPRING SNOW' - SPRING SNOW CRAB
DECIDUOUS UNDERSTORY TREE
1/2 ROUND
Mature Size= 15 ' x 15 ' (MEDIUM GROWTH)
Adaptation: GENERAL
Foliage:
Flower:
Fruit:
MEDIUM/BURGUNDY FALL COLOR
LARGE WHITE CLUSTERS
NO FRUIT (STERILE PLANT)
Distinguishing Characteristics: FLOWERS & FALL COLOR
Plant:
Type:
Shape:
PYRUS CALLERYANA 'TRINITY' - TRINITY PEAR
DECIDUOUS UNDERSTORY TREE
OVAL TO OBLONG
Mature Size: 25' x 15' (MEDIUM GROWTH)
Adaptation: GENERAL
Foliage: MEDIUM FINE/ORANGE TO RED FALL COLOR
Flower: PURE WHITE CLUSTER
Fruit: VERY FEW, SMALL ( 1/2"))
Distinguishing Characteristics: FLOWER & FALL COLOR
Plant:
Type:
Shape:
Mature Size:
Adaptation :
Foliage:
Flower:
Fruit:
ACER GINNALA - AMUR MAPLE
DECIDUOUS UNDERSTORY TREE
IRREGULAR OVAL
15' - 20' (QUICK GROWTH)
GENERAL
FINE/RED FALL COLOR
SMALL CLUSTERS
WINGED
Distinguishing Characteristics: FALL COLOR
Reproduced from the Boise State University Library, Special Collections. MSS 250
Plant: BETuLA NIGRA - RIVER BIRcH
Type: DECIDUOUS CANOPY TREE
Shape: OVAL
Mature Size: 40 • x 25 • -30' (MEDIUM GROWTH)
Adaptation: GENERAL
Foliage: FINE/YELLOW FALL COLOR
Flower: 2"-3" CATKINS
Fruit: 1" - 1 1/2" CATKINS
Distinguishing Characteristics: PINK PEELING BARK
Plant:
Type:
Shape:
ACER PLATANOIDES 'EMERALD QUEEN' - E.Q. MAPLE
DECIDUOUS SHADE TREE
OBLONG TO OVAL
Mature Size: 50' x 30' (MEDIUM GROWTH)
Adaptation:
Foliage:
Flower:
Fruit:
GENERAL
MEDIUM
YELLOW CLUSTERS
WINGED
Distinguishing Characteristics: DENSE POLIAGE
Plant:
Type:
Shape:
Mature Size:
Adaptation:
Foliage:
Flower:
Fruit:
PRUNUS SERRULATA 'SHIROTAE' - MT, FUJI CHERRY
DECIDUOUS UNDERSTORY TREE
SPREADING
20" X 25" (MEDIUM GROWTH)
GENERAL - WELL DRAINED SOILS
MEDIUM/YELLOW TO RED FALL COLOR
SEMIDOUBLE, PINK IN BUD, WHITE WHEN OPEN
N.A.
Distinguishing Characteristics : FLOWERS
Reproduced from the Boise State University Library, Special Collections. MSS 250
Plant:
Type:
Shape:
Mature Size:
Adaptation:
Foliage:
Flower:
Fruit:
BERBERIS THUNBERG! 'CRIMSON PIGMY' CRIMSON PIGMY BARBERRY
DECIDUOUS SHRUB
1/2 ROUND
l' X 2'
SUN, DRY
FINE/DEEP RED
INCONSPICUOUS
INCONSPICUOUS
Distinguishing Characteristics: RED FOLIAGE ALL SUMMER
Plant:
Type:
Shape:
PINUS MUGO MUGHUS - MUGHO PINE
CONIFEROUS EVERGREEN SHRUB
ROUND
Mature Size: 4' x 4' (SLOW GROWTH)
Adaptation:
Foliage:
Flower:
Fruit:
GENERAL
MEDIUM TEXTURE/DARK GREEN
INCONSPICUOUS
CONE
Distinguishing Characteristics: SMALL DENSE EVERGREEN SHRUB
Plant:
Type:
Shape:
Mature Size:
Adaptation:
Foliage:
Flower:
Fruit:
VINCA MINOR - DWARF PERIWINKLE
GROUND COVER/BROADLEAF EVERGREEN
SPREADING
6" TO 8"
SHADE TO PART SUN
FINE
VIOLET
N.A.
Distinguishing Characteristics: SHADE TOLERANT GROUND COVER
Reproduced from the Boise State University Library, Special Collections. MSS 250
Plant:
Type:
Shape:
FRAXINUS PENNSYLVANICA LANCEOLATA 'PATMORE' - PATMORE ASH
DECIDUOUS SHADE TREE
OVAL TO OBLONG
Mature Size: 50 x 30' -35' (QUICK GROWTH)
Adaptation:
Foliage:
Flower:
Fruit:
DRY TO MOIST
MEDIUM TEXTURE/YELLOW FALL COLOR
INCONSPICUOUS
SEEDLESS
Distinguishing Characteristics: SHINY GREEN LEAVES/FAST GROWTH RATE
Plant=
Type:
Shape:
Mature Size:
Adaptation:
Foliage:
Flower:
Fruit:
GLEDITSIA TRIACANTHOS INERMIS 'SHADEMASTER' - SHADEMASTER HONEYLOCUST
DECIDUOUS SHADE TREE
SPREADING
40' X 40' (QUICK GROWTH)
GENERAL
FINE/YELLOW FALL COLOR
INCONSPICUOUS
SEEDLESS
Distinguishing Characteristics: FINE TEXTURE - FILTERED SHADE
Plant:
Type:
Shape:
Mature Size:
Adaptation :
Foliage:
Flower:
Fruit :
ACER RUBRUM 'RED SUNSET' - RED SUNSET MAPLE
DECIDUOUS SHADE TREE
OVAL
50' x 30' (MEDIUM GROWTH)
MOIST
MEDIUM
DENSE RED CLUSTERS (SMALL)
WINGED
Distinguishing Characteristics: SCARLET RED FALL COLOR
Reproduced from the Boise State University Library, Special Collections. MSS 250
Plant:
Type:
EUONYMUS ALATA 'COMPACTA' - DWARF BURNING BUSH
DECIDUOUS SHRUB
Shape: OVAL
Mature Size: 6 ' x 4 ' (SLOW GROWTH)
Adaptation: GENERAL
Foliage:
Flower:
FINE/BRIGHT RED FALL COLOR
INCONSPICUOUS
Fruit: INCONSPICUOUS
Distinguishing' Characteristics: FALL COLOR
Plant:
Type:
PRUNUS CISTENA - CISTENA PLUM
DECIDUOUS SHRUB
Shape: SPREADING
Mature Size: 8' x 8' (QUICK GROWTH)
Adaptation: SUN
Foliage: FINE, PURPLE
Flower: PINK, FRAGRANT
Fruit : VERY FEW, SMALL 1/2"
Distinguishing Characteristics: FLOWER & FOLIAGE
Plant: MAHANIA AQuiFoLiuM - oREGoN GRAPE
Type: BROADLEAF EVERGREEN
Shape: OVAL
Mature Size: 5 ' x 4 '
Adaptation: SHADE
Foliage: MEDIUM TEXTURE, GLOSSY GREEN
Flower: YELLOW CLUSTERS
Fruit : BLUE GRAPE LIKE CLUSTERS
Distinguishing Characteristics : FOLIAGE
Reproduced from the Boise State University Library, Special Collections. MSS 250
Plant:
Type:
Shape:
CORNUS STOLONIFERA - RED-TWIG DOGWOOD
DECIDUOUS SHRUB
SPREADING
Mature Size: 6' x 6'
Adaptation: MOIST
Foliage: COARSE/BURDUNDY FALL COLOR
Flower: WHITE CLUSTER
Fruit: DULL WHITE, SMALL (1/4")
Distinguishing Characteristics: FLOWER, FALL COLOR, RED STEMS
Plant:
Type:
Shape:
Mature Size:
Adaptation:
Foliage:
Flower:
Fruit:
Distinguishing
Plant:
Type:
Shape:
Mature Size:
Adaptation :
Foliage:
Flower:
Fruit:
VIBURNUM BURKWOODI - BURKWOOD VIBURNUM
SEMI-EVERGREEN SHRUB (HOLD LEAVES LATE)
ROUND
6' X 6'
SUN TO SHADE
MEDIUM TEXTURE, LEATHERY
PINKISH WHITE CLUSTERS
N.A.
Characteristics: VERY FRAGRANT BLOOMS
JUNIPERUS HORIZONTALIS 'BLUE CHIP' - BLUE CHIP JUNIPER
CONIFEROUS EVERGREEN
BROADLY SPREADING
1' X 6'+
DRY/SUN
FINE
INCONSPICUOUS
INCONSPICUOUS
Distinguishing Characteristics: BLUE COLORED FOLIAGE
Reproduced from the Boise State University Library, Special Collections. MSS 250
RIVER PLAN
Reproduced from the Boise State University Library, Special Collections. MSS 250
Boise City Metro Plan - Regional Mall
Reference is made to the Boise City Metro Plan, Ordinance 4863
with regards to EMKAY DEVELOPMENT COMPANY, INC. current pursuit
to rezone the present Quinn property located adjacent to the
Boise River Greenbelt on the west and Bob Rice Ford, automotive
dealership, to the south.
The following review comments of the ordinance should be included
with all proposals relative to your regional mall project.
BOISE RIVER PLAN
1. The Boise River floodway shall be reserved for the
conveyance of a flood of 16,600 cubic feet per second
(cfs), and the channel of the river shall be reserved and
maintained for a capacity of 6,500 cfs. (All cfs
references to be measured at the Glenwood Bridge)
a. The floodway is designated as that described by the u.s. Army
Corps of Engineers and shown on maps produced as part of the
Boise River Flood Insurance Study.
RESPONSE:
None
b. Development which would relocate the floodway boundary
shall not be permitted.
RESPONSE:
EMKAY DEVELOPMENT is proposing a modification to the
floodway boundary based upon computer analysis which
accurately represents the present river flow.
c. Uses within the floodway shall be restricted to those which
are required for public necessity (for example, bridges, water
pumps & inlets, dams, piers, public utility conduits),
recreational use (for example, paths, underpasses, golf courses,
piers, beaches), wildlife habitat improvements (for example,
vegetation, nesting structures, pool/riffle improvements), and
gravel extraction.
RESPONSE:
Much of the existing land use is gravel extraction ponds.
This site may require the developer to propose a change
in the Boise Metro Plan parking requirements or propose
alternative approaches in order that the new land use
would meet Boise City's compliance.
Reproduced from the Boise State University Library, Special Collections. MSS 250
d. The floodcarrying capacity of the river channel shall
be maintained by means of removal of obstructions and
debris and by use of periodic flushing flows in amounts necessary
to scour the channel.
RESPONSE:
This portion of the river paralleling the proposed
development will not be disturbed and will remain in its
present natural state. However, portions of the developed
site that presently lay in the floodway will be designed
in accordance with the u.s. Corps of Engineers and FEMA
guidelines.
e. The removal of vegetation (living or dead) from
within the floodway shall not be permitted except
when it is a threat to persons or property or
contributes to the dangerous restriction of the
flow of floodwater.
RESPONSE:
At present, there remains very little if any vegetation
of value. However, the proposed developed will encourage
the use of vast varieties of vegetation in order to
compliment the development and also comply with Boise
City's ordinance with regards to landscaping, wildlife
habitat and fishery preservation.
f. Existing dwellings and other non-conforming
structures within the floodway shall not be permitted to relocate
in the floodway should they be displaced or severely damaged.
RESPONSE:
All existing structures shall be removed from the
floodway and no proposed structures are intended be added
thereto.
2. Stabilization of the banks of the river shall be required
in order to prevent erosion, to enhance fish habitat, and
to create other wildlife habitat.
RESPONSE:
(River banks are not included in the proposed project.)
a. A minimum 25 ft. wide strip of rooted vegetation
(trees & shrubs), for bank stabilization and for
wildlife habitat, shall be maintained where in
existence, and planted where none exists. This strip
shall cover at least 25 ft. from the 6500 cfs line,
and along the banks of side channels such as Loggers
Creek.
Reproduced from the Boise State University Library, Special Collections. MSS 250
RESPONSE:
The existing greenbelt and river banks are presently well
established and covered with well rooted vegetation.
This will be left to remain in place and will be enhanced
where feasible along the developers property line in
order to provide a desirable wildlife habitat and create
a pleasant transition into the proposed development.
b. In situations where structural stabilization measures (rip-rap,
large cobble) are deemed necessary, the design of the
structure shall include overplanting with vegetation and the
deliberate enhancement for fish habitat. Use of dangerous and
unsightly materials such as automobiles and debris shall be
prohibited.
RESPONSE:
As a result of the existing river bank vegetation,
fisheries and wildlife habitats, river and bank
stabi 1 ization is not necessary within the proposed
project limits.
3. Residential and other development may be permitted within
the floodway fringe.
RESPONSE:
The project site does, in fact, lie within the floodway
fringe and will made flood proofed in conformance with
FEMA requirements.
a. Levees and channels shall not be constructed as the method for
floodproofing structures.
RESPONSE:
Floodproofing of structures will not be accomplished
through levees and channels.
b. All open spaces (parks, golf courses, parking lots) shall be
designed and operated so that they may be flooded during flood
emergencies.
RESPONSE:
The developer is intending to reserve designated parking
areas for possible future flood emergencies.
Parking facility and landscaping amenities will be
designed to accept floodway emergencies.
c. Emergency access to the river for the use of repair equipment
and crews and rescue personnel shall be provided at appropriate
intervals along the river.
Reproduced from the Boise State University Library, Special Collections. MSS 250
RESPONSE:
Continuous access to the Boise River for use of emergency
repair equipment, crews and rescue personnel will be
available.
d. "Valley storage" areas in the setback area should be
maintained (puddle areas in the floodway fringe which function as
reservoirs for floodwaters).
RESPONSE:
The definition of "Valley storage" is understood as to
use, however, the reproportioning of the existing pond in
order to satisfy the developers building criteria may
not, in fact, make valley storage a feasible alternative
to flood control.
FISH AND WILDLIFE
GOAL: The city intends to regulate all uses within the Boise
River floodplain, along Logger's Creek, and in other
adjacent lands for the purpose of preserving, protecting,
and enhancing the abundance and diversity of fish,
wildlife, and riparian resources.
RESPONSE:
The project site will have a designed wildlife habitat.
1. Lands and waters which provide extremely important habitats
for fish and wildlife shall be designated on maps and
referred to as Class A lands. The objective for these
lands is to preserve and protect them for their primary
benefits to fish and wildlife in general, and to protect
bald eagle, great blue heron, trout, and water fowl
habitats in particular.
RESPONSE:
The proposed development is not located in Class A
designated land.
Items: la. thru lh. are understood in the text and wi 11 be
complied with when they become applicable.
2. Lands and waters in the floodplain which provide a good
potential for fish and wildlife habitat improvement shall
be designated on maps and referred to as Class B lands.
The objective for these lands is to invite development
plans which demonstrate improvements to habitat and
mitigate negative impacts to existing habitat.
Reproduced from the Boise State University Library, Special Collections. MSS 250
a. Examples of Class B lands and waters are:
Gravel extraction ponds
Agricultural lands within the Urban Service Planning
Area floodplain
RESPONSE:
By in large, the present site includes a large gravel
extraction pond.
b. Land uses shall include all those permitted by the
underlying zone.
RESPONSE:
A C-2 rezone application for the majority of the project
site is being submitted to the city. Current M-1 zoning
does not allow for proposed type of development.
c. Developments within Class B lands shall include components
which will enhance the value of habitat for wildlife. Examples
are the creation of wetland and lake habitats, provision of
nesting areas for songbirds and waterfowl, the planting of
riparian vegetation, and improvements to the fishery.
RESPONSE:
The existing gravel pond will be partially filled and the
remaining portion will be completely "redesigned" to create
wetland and lake habitats for songbirds, waterfowl, and
fish (See Section No. 4)
3. Lands in the floodplain which have the least importance for
fish and wildlife habitat shall be designated on maps and
referred to as Class C lands. The objective for these
lands is to invite development plans which provide for
landscaping and other habitat improvements.
a. Examples of Class C lands are:
Lands surrounding gravel ponds;
Subdivided properties;
Former industrial areas; and
Vacant lands in urban centers
b. Developments shall include vegetation screens and
buffers that provide appropriate separation between uses
(e.g. residential housing area and wildlife habitat area)
and yet allow the development to capitalize upon its
location adjacent to open space areas.
Reproduced from the Boise State University Library, Special Collections. MSS 250
RESPONSE:
A portion of the remaining project site is designated in
class c, floodplain land. In addition, the portion of the
gravel pond which is proposed to be filled would become
class C designated floodplain land.
Vegetation screens, berms, and other appropriate methods of
separation will be used to protect wildlife habitat from
developed areas, this will further enhance and compliment
the total developed site.
4. Habitats for warm and cold water fisheries shall be
protected and improved.
RESPONSE:
Provision will be made for fisheries in the small lake.
See Section No. 4.
a. Boise City shall continue to participate in and support the
establishment of minimum fall and winter stream flows sufficient
to protect and improve fish spawning conditions in the Boise
River.
RESPONSE:
Not applicable
b. Water quality of the Boise River shall be maintained to
meet or exceed standards established in 1980 by the Idaho State
water Quality Bureau for designated uses such as drinking water,
swimming, and cold water fisheries. Boise City will participate
in monitoring and enforcing these standards.
RESPONSE:
This site is separated from the Boise River by publicly
owned land containing the Greenbelt.
c. Boise City shall strive to retain the designation of Special
Resource Water conferred by the state of Idaho on the Boise River
from Lucky Peak Dam to Veterans Park.
RESPONSE:
The project site will conform to requirements of the Special
Resources Water designation for the Boise River by the State
of Idaho.
s. All developments within all classes of lands that propose
to use or create a water amenity shall design all or part
of it to provide emergent wetlands, trout spawning,
waterfowl, habitat and/or warm water fish spawning or
living habitat.
Reproduced from the Boise State University Library, Special Collections. MSS 250
RESPONSE:
The existing gravel extraction pond will be rebuilt to
provide emergent wetlands fish spawning and wildlife
habitats See Section
6. New dams and irrigation facilities such as diversion dams
shall be designed to provide safe passage for fish. The
city will support plans to retrofit or modify existing dams
and irrigation facilities for the same purpose. Screens or
traps must be provided to prevent fish from entering
working irrigation ditches.
RESPONSE:
Not applicable
RECREATION
GOAL: The Boise River Greenbelt will continue as a major park
system priority providing for developed parks and non-motorized
recreation opportunities as well as natural
undeveloped river environment under public ownership.
1. The Greenbelt, a continuous system of paths, parks, and
natural preserves, shall be established for public
enjoyment from Lucky Peak Dam to Eagle Island state Park
along both sides of the Boise River.
RESPONSE:
The greenbelt is already established on the adjacent city
property separating the project site from the river.
Items: la. thru le., Not applicable
f. Greenbelt design in general shall accommodate habitat needs of
wildlife.
RESPONSE:
Pond fringe will be designed to be compatible with needs of
wildlife and fisheries habitat.
RESPONSE:
Items: lg. thru lh., Not applicable
2. Lands in the floodway and Class A areas shall be the areas
regarded as most suited for public parks, private open
space, and natural reserves.
a. In the design of public parks, intense activity portions of
the park shall be located outside of Class A areas and designed
to minimize adverse impacts on Class A areas.
Reproduced from the Boise State University Library, Special Collections. MSS 250
RESPONSE:
The existing gravel extraction pond will be rebuilt as a
private fisheries lake open to the public. The lake will
not be a public park. The lake is not in a Class A area.
RESPONSE:
Class A areas located outside the floodway shall have high
priority for public acquisition or private open space.
RESPONSE:
Not applicable. Land is not Class A public acquisition
land.
4. Any structures placed in the river below Barber Dam shall be
designed to provide for the safe recreational passage of
swimmers, tubers and canoeists. Modifications or retrofits of
existing structures shall accomplish the same purpose.
RESPONSE:
The proposed project is not contiguous with the Boise
River. The proposed building structure will not impact
river activities.
5. Automobile traffic arterials shall avoid the greenbelt and
its immediate edge.
RESPONSE:
Automobile traffic in general and site traffic circulation
will be buffered by landscaping and related amenities.
DEVELOPMENT OPPORTUNITIES
GOAL: Residential and other urban development shall be located,
designed, and undertaken so that there is a continued
enhancement and protection of the amenities along the Boise
River which attract businesses and people to the Boise
area.
1. Land use regulations will permit a mix of commercial,
industrial, office, residential, open space, and
agricultural uses along the Boise River in Class B and
Class C lands.
RESPONSE:
The project site is Class B and Class c lands which permit
commercial use and open space.
Reproduced from the Boise State University Library, Special Collections. MSS 250
a. All new development shall be located and designed to promote
the flood protection, fish & wildlife, and recreation goals of
this plan.
RESPONSE:
The project site will be developed to promote the flood
protection, fish and wildlife and recreation goals of this
plan.
b. New development shall be compatible with surrounding land
uses.
RESPONSE:
Surrounding commercial land uses include major motels, auto
dealerships, restaurants, and retail stores, other adjacent
uses include a school and residential area.
c. High density residential development will be encouraged at the
edge of the Greenbelt where appropriate.
RESPONSE:
Not applicable. High density residential development is
not feasible with the proposed project limits.
2. The Boise River shall continue to be a major resource for
irrigation water in order to support the agricultural
industry.
RESPONSE:
Not applicable.
3. Policies for gravel extraction activities are located in
Industrial Policy #5.
RESPONSE:
Not applicable.
4. Regulations and incentives that are developed for this plan
will strive to enable property owners to combine private
development goals with other goals of this plan. The
following will be considered as each application is reviewed:
RESPONSE:
This item not discussed in this review.
Reproduced from the Boise State University Library, Special Collections. MSS 250
OPEN SPACE
GOAL: Opportunities for recreation, exercise, relaxation and
contact with nature will be provided for urban residents
through the use of land as open space.
1. The Boise River Greenbelt will continue as a major park system
priority providing for development parks and nonmotorized
recreation opportunities as well as natural undeveloped river
environment under public ownership (see Boise River Plan
Recreation Section).
RESPONSE:
Not applicable. Greenbelt is established.
2. The provision of neighborhood, community and regional parks
under public ownership will continue as another element of the
park system.
a. Neighborhoods in the city limits with no parks will receive
high priority for park acquisition and development.
RESPONSE:
The project site pond will be a private fishery open to
public. Public parks in the neighborhood include Veterans
Park, Fairview Park, Sunset Part at 32nd, and the Boise
River Greenbelt.
b. A major park should be planned for the southeast area.
RESPONSE:
Not applicable
c. Future parks should be connected to the greenbelt system with
bike or pedestrian paths or other means where feasible.
RESPONSE:
The project site will be linked to the Greenbelt system
with bike and pedestrian access paths.
d. Inducements and incentives such as density transfers will be
provided to landowners in an effort to obtain land for
neighborhood and other parks.
RESPONSE:
This item is not discussed in this review.
e. Complementary recreational programs may be developed to
enhance the use and enjoyment of public parks.
Reproduced from the Boise State University Library, Special Collections. MSS 250
RESPONSE:
The private lake will be open to the public for fishing
only.
3. New development, highway improvements and all changes of
land use will be considered as opportunities to:
a. Provide greenway, bicycle path or pedestrian access to public
parks and links between parks and recreation areas.
RESPONSE:
The project site will provide bicycle and pedestrian access
paths to the Greenbelt.
b. Negotiate for the acquisition of park sites.
RESPONSE:
This item is not discussed in this review.
c. Encourage the development of recreational open spaces and
parks as part of new planned developments.
RESPONSE:
A new private fishery lake open to public will be created
from the existing gravel pond and will be adjacent to the
Greenbelt for access.
d. Arrange for the preservation and recreational uses of sites
with historic value to the city, region or state (Oregon Trail,
Old Penitentiary).
RESPONSE:
Not applicable.
e. Provide for street beatification and tree planting.
RESPONSE:
The project site will meet all city street beatification
and tree planting requirements. In addition, the private
lake will be an excellent buffer between parking areas and
the Greenbelt.
Reproduced from the Boise State University Library, Special Collections. MSS 250
INDUSTRIAL
GOAL: The city will encourage industrial activity to locate in
industrial center locations in order to provide for
rational investment in special services and utilities, to
enhance opportunities for mass transit, to prevent good
industrial sites from being consumed by other uses, and to
protect environmental quality.
1. Industrial uses will be encouraged to locate in the following
general areas:
Airport Area adjacent to the airport and south at
I80 (Area Band Bl).
Bench Industrial Area along Union Pacific spur at
Emerald Curtis Orchard.
Franklin Road/RR area west of I80 N Connector.
Amity Holcomb Road area.
Federal Way area east of Broadway.
RESPONSE:
1. The project site is currently zoned for industrial use
which is not compatible with the Boise River Plan The
proposed zoning change to c-2 will eliminate a large
industrial site adjacent to the Boise River in downtown
Boise, and thus conform with the Boise River Plan.
2. Not applicable
3. Not applicable
4. Not applicable
5. Not applicable
TRIBUTARY CREEK FLOODPLAINS
Boise has flooding potential from two general sources: the Boise
River and the several tributary creeks that flow through the city
from the foothills. Most floods on the Boise will be "regulated"
floods due to the control of the river by three dams upstream
(see Boise River Plan Floodplain Section). Flooding of tributary
creeks is usually caused by heavy cloudbursts or rapid spring
runoff. These floods can be fast, sudden and destructive.
This section is not applicable.
RESPONSE:
This section is not applicable.
Reproduced from the Boise State University Library, Special Collections. MSS 250
METRO PLAN
Reproduced from the Boise State University Library, Special Collections. MSS 250
BOISE METROPOLITAN AREA - COMPREHENSIVE PLAN
Reference is made to the Boise Metropolitan Area - Comprehensive Plan,
Ordinance 4851, with regards to Emkay Development Company, Inc. 's
current pursuit to rezone the present Quinn property located adjacent
to the Boise River Greenbelt on the west, and Bob Rice Ford automotive
dealership to the south.
The following review comments from portions of the ordinance are as
follows:
Ordinance No. 4814
Page 4.
Section 3.123
The maximum allowable density may be permitted when two of the following
criteria are met:
A. The proposed regional mall development does, in fact, lie
between a major employment/commercial center (within 1 mile
west of Boise City Central Business District) and a low den-sity
residential area (north and east of site), and also serves
as a buffer between such uses;
B. The proposed regional mall development is presently served by
existing and planned transit corridor, as designated in the
1987 Transit Plan (and as amended), and is on an arterial
roadway as designated on the Year 2000 Urban Functional Street
Classification Map (and as amended). In addition, the proposed
site could create a stimulous to generate dedicated transit
stops to designated entrances of the mall.
C. The proposed regional mall site's west boundry parallels an
existing, naturally established Boise River environment and
a well established greenbelt system which offers a variety of
recreational opportunities to the public from surrounding
neighborhoods. The proposed site landscaping and amenities
will compliment the present natural river environment creating
additional recreational fisheries and wildlife habitat.
-1-
Reproduced from the Boise State University Library, Special Collections. MSS 250
Section 3.124
The infilling of vacant land is, in fact, in compliance with the subject
ordinance, in that it provides substantial development significant to
the business and employment opportunities. This proposed site is unique
because it lies within a well established utilities network (reasonable
distances) and essential public services.
Ordinance No. 4850 Goal A - The Center
Goal A:
The proposed regional mall is located close to the center of the city
and will compliment the downtown business district. Well established
transportation and pedestrian routes make the proposed site easily
accessable. Future transportation alternatives (see enclosed traffic
study) compliment the presently established major arterial.
COMMERCIAL
Goal:
The location of commerce and trade activities should allow for the
fullest range of activity demanded by the community and be conducive to
comparison shopping and have excellent access.
The goal statement, shopping center definments with regards to neigh-borhood
and community centers stated in this section further strengthen
the desired criteria that the developer used in the section of the
proposed site.
The proposed regional mall and its proximity to the Boise City Downtown
Business District can create a greater stimulous to the downtown area.
Consistant with the Metro Plan goals and policies. The proposed site
location is certain to divert any possible imbalance in population and
employment shifts. More than ample space is presently available for the
proposed regional mall. Utilities, public service, vehicular and ped-estrian
accesibilitu compliment those presently available to the
estrian accessibility compliment those presently available to the vicin-ity
in question. Adverse impact to the surrounding neighborhoods and
their environmental effects will be dealt with in an extremely sensitive
manner.
THE METRO PLAN
The Boise Metropolitan Committee invisioned a plan to accomodate growth
in the most efficient manner possible from the standpoint of service
costs and the desired life style of the community. This proposed region-al
mall site, a contiguous amenity to the downtown business district can
-2-
Reproduced from the Boise State University Library, Special Collections. MSS 250